7419 French Quarter Ct · Fulshear, TX 77441

$329,900

5 bd · 2.0 ba · 2,506 sqft · SingleFamily public records · 72 Days on market

Built 2021 Good condition 6,782 sqft lot 2-car garage $132/sqft · 9% below area Est $362k · 9% under $63/mo HOA · 2% of rent ↓ 15% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +11.5/15.0
• Cash flow +11.1/30.0
• Schools +6.0/10.0
• 1% rule +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7419 French Quarter Ct in Fulshear! This well-maintained 5-bedroom, 3-bathroom home offers a spacious layout with room for everyday living, guests, and a home office. The open-concept main living area connects to the kitchen and dining space, creating a comfortable setting for both daily living and entertaining. The kitchen features granite countertops, stainless steel appliances, ample cabinetry, and generous workspace. The primary suite offers plenty of space, large windows, and an ensuite bath with dual sinks and a walk-in shower. Additional bedrooms provide flexibility for family, guests, or work-from-home needs.

Key facts

• Highly rated schools
• Private backyard
• Modern kitchen

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPA INSPIRED ENSUITE BATHROOM
• PRIVATE BACKYARD
• HIGHLY RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (7.2% below list).
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $306k (7.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.5% in Fulshear — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Huggins El (math 61% / reading 63%, grade B, #321 of 4,322 statewide, top 8%, 893 students, 23% FRL); Dean Leaman J H School (math 59% / reading 56%, grade B, #206 of 1,662 statewide, top 13%, 2,191 students, 32% FRL); Fulshear H S (math 52% / reading 70%, grade C+, #258 of 1,632 statewide, top 16%, 2,464 students, 30% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1601 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,117 (7.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 8.2

CMA / ARV

• ARV (median comp): $362,416
• List price: $329,900
• Delta: -9.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31626 Hatcher Grove Ln	0.40mi	4/3.0 (-1)	2,500 (-0%)	1mo	$461,000	$184	71
7402 Ridge Side Dr	0.66mi	4/3.0 (-1)	2,500 (-0%)	2mo	$515,000	$206	58
31611 Donoso Dr	0.49mi	4/3.5 (-1)	2,668 (+6%)	1mo	$399,400	$150	54
31722 Wild Meadow Dr	0.64mi	4/3.0 (-1)	2,410 (-4%)	2mo	$394,990	$164	52
31906 Sundown View St	0.74mi	4/3.0 (-1)	2,558 (+2%)	1mo	$398,710	$156	52
5210 Birch Shadow Dr	0.73mi	4/3.5 (-1)	2,567 (+2%)	2mo	$410,000	$160	49
31727 Wild Meadow Dr	0.64mi	4/3.0 (-1)	2,229 (-11%)	1mo	$399,000	$179	41
31423 Splitting Willow Way	0.64mi	4/3.0 (-1)	2,242 (-10%)	3mo	$349,999	$156	41
5307 Birch Shadow Dr	0.68mi	5/4.0	2,803 (+12%)	0mo	$460,000	$164	40
32523 Summer Vista Ln	0.64mi	4/2.5 (-1)	2,139 (-15%)	1mo	$329,990	$154	38
32518 Lantana Fields Rd	0.64mi	4/2.5 (-1)	2,139 (-15%)	1mo	$331,990	$155	37
32510 Lantana Fields Rd	0.64mi	4/2.5 (-1)	2,139 (-15%)	2mo	$315,990	$148	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.23×
• Total profit: $-71,539
• Equity at exit: $49,189

10-year hold

• IRR: -33.0%
• Equity multiple: -0.19×
• Total profit: $-109,999
• Equity at exit: $28,524

Cash invested: $92,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 81 active · 38 under contract
• Months of supply: 11.3 mo (9%/mo absorbed)
• Median asking: $457,900 ($175/sqft)
• Median days on market: 73 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: -17.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77441

• Rents YoY: -1.6%
• Active inventory: 1601
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,369 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$866 /mo · $10,391/yr
• Insurance: −$137
• HOA: −$63
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $-135

Break-even live

Break-even rent $3,540

Max offer price $306,117

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-41	+0% $-135	+5% $-228	+10% $-321
Rent	-10% $-401	-5% $-268	+0% $-135	+5% $-2	+10% $132
Rate	-1.0pp $32	-0.5pp $-51	base $-135	+0.5pp $-220	+1.0pp $-307

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $82,475
• Closing costs: $9,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7302 New Pecan Dr Fulshear, TX	4.0	4.0	2844	$3,299	$1.16	93d	1	0.51mi
8106 Royal Palm Ct Fulshear, TX	5.0	4.0	2946	$2,950	$1.00	93d	1	0.60mi
8114 Royal Palm Ct Fulshear, TX	5.0	4.0	2960	$3,295	$1.11	93d	1	0.61mi
31215 Hastings Creek Ln Fulshear, TX	4.0	3.5	3399	$4,999	$1.47	42d	1	0.90mi
31043 Vintage Creek Ln Fulshear, TX	4.0	3.5	2800	$3,300	$1.18	71d	1	1.34mi
32503 Midsummer Dr Fulshear, TX	4.0	2.5	2342	$2,500	$1.07	28d	1	1.38mi
32511 Midsummer Dr Fulshear, TX	4.0	2.5	2342	$2,500	$1.07	12d	1	1.39mi

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $750Community poolCurbs

Exterior

• Parking: Attached 2-car garageDrivewayGarage with door opener
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2021Slab foundationComposition roofFull ownership
• Construction: Brick and cement siding construction
• Exterior features: Covered patioPrivate yardPatioDeckFenced backyardCleared lot in a subdivisionConcrete road access

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowavePantry
• Bedrooms: Primary bedroom on first floor (15 x 13)Bedroom on first floor (10 x 11)Three bedrooms on second floor (10 x 13, 10 x 11, 11 x 10) — sizes vary
• Flooring: CarpetLaminateTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioningProgrammable thermostat
• Interior features: Double vanityGranite countersHigh ceilingsJetted tubKitchen and family room combinedPrimary bedroom has a bathPantrySoaking tubTub with showerCeiling fansKitchen and dining combinedLiving and dining roomProgrammable thermostat
• Laundry & utility: Washer hookupElectric dryer hookupUtility room on first floor

Listing history 50 events

1. 2026-08-08
   remarks 699-char remark
2. 2026-08-08
   days on market $329,900 Active 72 DOM
3. 2026-08-06
   days on market $329,900 Active 70 DOM
4. 2026-08-05
   days on market $329,900 Active 69 DOM
5. 2026-08-04
   days on market $329,900 Active 68 DOM
6. 2026-08-03
   days on market $329,900 Active 67 DOM
7. 2026-07-31
   days on market $329,900 Active 64 DOM
8. 2026-07-30
   days on market $329,900 Active 62 DOM
9. 2026-07-28
   days on market $329,900 Active 61 DOM
10. 2026-07-26
    days on market $329,900 Active 59 DOM
11. 2026-07-24
    days on market $329,900 Active 57 DOM
12. 2026-07-23
    days on market $329,900 Active 56 DOM
13. 2026-07-22
    days on market $329,900 Active 55 DOM
14. 2026-07-21
    days on market $329,900 Active 54 DOM
15. 2026-07-20
    days on market $329,900 Active 53 DOM
16. 2026-07-18
    days on market $329,900 Active 51 DOM
17. 2026-07-18
    days on market $329,900 Active 50 DOM
18. 2026-07-16
    days on market $329,900 Active 49 DOM
19. 2026-07-15
    days on market $329,900 Active 48 DOM
20. 2026-07-14
    days on market $329,900 Active 47 DOM
21. 2026-07-13
    days on market $329,900 Active 46 DOM
22. 2026-07-13
    days on market $329,900 Active 45 DOM
23. 2026-07-11
    days on market $329,900 Active 44 DOM
24. 2026-07-10
    days on market $329,900 Active 43 DOM
25. 2026-07-09
    days on market $329,900 Active 42 DOM
26. 2026-07-07
    days on market $329,900 Active 40 DOM
27. 2026-07-06
    days on market $329,900 Active 39 DOM
28. 2026-07-06
    days on market $329,900 Active 38 DOM
29. 2026-07-05
    days on market $329,900 Active 37 DOM
30. 2026-07-03
    days on market $329,900 Active 36 DOM
31. 2026-07-02
    days on market $329,900 Active 35 DOM
32. 2026-07-01
    days on market $329,900 Active 34 DOM
33. 2026-06-30
    days on market $329,900 Active 33 DOM
34. 2026-06-29
    days on market $329,900 Active 32 DOM
35. 2026-06-28
    days on market $329,900 Active 31 DOM
36. 2026-06-27
    days on market $329,900 Active 30 DOM
37. 2026-06-26
    days on market $329,900 Active 29 DOM
38. 2026-06-24
    days on market $329,900 Active 27 DOM
39. 2026-06-22
    days on market $329,900 Active 25 DOM
40. 2026-06-21
    days on market $329,900 Active 24 DOM
41. 2026-06-18
    days on market $329,900 Active 21 DOM
42. 2026-06-17
    days on market $329,900 Active 20 DOM
43. 2026-06-16
    days on market $329,900 Active 19 DOM
44. 2026-06-15
    days on market $329,900 Active 18 DOM
45. 2026-06-13
    days on market $329,900 Active 16 DOM
46. 2026-06-09
    days on market $329,900 Active 12 DOM
47. 2026-06-08
    days on market $329,900 Active 11 DOM
48. 2026-06-07
    days on market $329,900 Active 10 DOM
49. 2026-06-04
    days on market $329,900 Active 7 DOM
50. 2026-06-03
    days on market $329,900 Active 6 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $10,391 · $866/mo
• Projected year-2 tax: $10,391 · $866/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,431
• − Mortgage interest: −$18,480
• − Property taxes: −$10,391
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,235
• − Management: −$3,235
• − HOA: −$756
• − Depreciation: −$9,597
• Taxable loss: −$6,910
• Est. tax savings @ 24.0%: +$1,658
• After-tax cash flow: $43/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $12,530–$37,590 screening

This well-maintained, modern home in Fulshear offers a good condition with a good ROI potential for updates.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting ↑
• Resale Updating the flooring in the bedrooms — Hardwood flooring in the living areas contrasts with carpeted bedrooms, which can be updated for a more cohesive look ↑
• Both Adding a smart home system — Smart home features can improve convenience and energy efficiency, attracting both buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Huggins El B TX #321/4,322 Nat'l #6,217/41,679 Middle Dean Leaman J H School B TX #206/1,662 Nat'l #2,146/14,009 High Fulshear H S C+ TX #258/1,632 Nat'l #3,443/17,239

Schools (NCES district)

• District: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

C Composite livability gradescore 69/100

Livability — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulshear, TX
• County: Fort Bend County · 1,004,526 people
• City population: 41,324
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own

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Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $750Community poolCurbs

Exterior

• Parking: Attached 2-car garageDrivewayGarage with door opener
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2021Slab foundationComposition roofFull ownership
• Construction: Brick and cement siding construction
• Exterior features: Covered patioPrivate yardPatioDeckFenced backyardCleared lot in a subdivisionConcrete road access

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowavePantry
• Bedrooms: Primary bedroom on first floor (15 x 13)Bedroom on first floor (10 x 11)Three bedrooms on second floor (10 x 13, 10 x 11, 11 x 10) — sizes vary
• Flooring: CarpetLaminateTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioningProgrammable thermostat
• Interior features: Double vanityGranite countersHigh ceilingsJetted tubKitchen and family room combinedPrimary bedroom has a bathPantrySoaking tubTub with showerCeiling fansKitchen and dining combinedLiving and dining roomProgrammable thermostat
• Laundry & utility: Washer hookupElectric dryer hookupUtility room on first floor

Price history

-15.2% since first listed

12 events — show timeline

• 2026-05-28 Listing Removed — HARMLS
• 2026-05-28 Listed $329,900 HARMLS
• 2026-03-29 Listing Removed — HARMLS
• 2026-03-29 Listed $329,000 HARMLS
• 2026-02-19 Listing Removed — HARMLS
• 2026-02-19 Listed $339,000 HARMLS
• 2025-12-08 Listed $344,900 HARMLS
• 2025-06-30 Listing Removed — HARMLS
• 2025-05-20 Listing Removed — HARMLS
• 2025-05-20 Listed $369,000 HARMLS
• 2025-01-28 Price Changed $379,000 HARMLS
• 2025-01-06 Listed $389,000 HARMLS

Property tax history

+0.9%/yr

Latest (2025): $10,391 · +0.9% YoY. Source: county tax records.